Villetta a schiera in Via dell'Assunzione
CODICE 113 Splendido terratetto libero su tre lati con vista panoramica – Rontano, Castelnuovo di Garfagnana. Proponiamo in vendita, con incarico in esclusiva, un bellissimo terratetto libero su tre lati, situato nella tranquilla e caratteristica frazione di Rontano, nel comune di Castelnuovo di Garfagnana. L'immobile…
What it really costs
See what needs doing and what each job costs
At €38,000 for 110 sqm, the ask is €345/sqm; with a habitable-condition estimate of about €200/sqm renovation, the effective cost is roughly €545/sqm, still below the Toscana townhouse baseline of €650/sqm. The description says 'buone condizioni manutentive, pronto per essere abitato', and 24 photos plus garden/terrace and panoramic setting support a strong but not risk-free deal.
More on the house and the area
This is a real, usable home: solid, furnished and apparently ready to live in, with a kitchen, bedrooms, bathroom-level livability and a garage/terrace setup. The wow comes mainly from the Garfagnana village setting and the mountain view rather than from the house itself, which is simple and quite dated. At €38k for 110 sqm in Tuscany, it has strong practical appeal and some dream factor, but not true showstopper beauty.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €12,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Exterior is plain rather than especially photogenic
- Interiors are dated and would benefit from cosmetic updating
- Only one bathroom shown
- Village setting with close neighbors and overhead wires
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 81/100The Apuan Alps are within this area, and the northern Tuscan-Emilian Apennines rise around the Garfagnana valley. The Serchio river runs through Castelnuovo di Garfagnana. Much of the surrounding mountain area falls within the Parco Regionale delle Alpi Apuane, and the Appennino Tosco-Emiliano National Park is close on the northern side of the valley. The nearest ski area is Careggine, with local lifts in the mountains above the valley, and larger Abetone is farther away and does not affect the score. Castelnuovo di Garfagnana is the main town of the valley, with rail links, shops and services, and Barga is nearby with a well-preserved historic centre; Barga is listed among I Borghi più belli d’Italia. The area is known for mountain valleys, chestnut country, hiking and the limestone landscapes of the Apuan Alps.